Cabin 196 Northwoods · Northwoods, WA 98616

$159,900

3 bd · 2.0 ba · 1,711 sqft · SingleFamily · 8 Days on market

Built 1991 Est $267k · 40% under $324/mo HOA · 18% of rent

---

Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Appreciation +6.8/10.0
• 1% rule +6.3/10.0
• DSCR +4.0/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away on a quiet cul-de-sac in Northwoods, Cabin 196 presents a rare opportunity to own one of the larger cabins in the community. 3 bed, 2 bath and 1,711 SqFt of living space, this property combines desirable setting, functional floor plan, and outstanding potential. Enjoy the quaint deck overlooking the path to the creek, perfect backdrop for your morning coffee while taking in the surrounding beauty. Inside, the main level features an open concept layout with a spacious living room, dining area, and kitchen centered around a large island, ideal for gatherings. The primary bedroom is conveniently located on the main floor and includes an attached bathroom. The wood stove adds warmth

Key facts

• Wood stove
• Quiet cul-de-sac
• Large island

Tags

• QUIET CUL-DE-SAC
• QUAINT DECK
• PATH TO THE CREEK
• OPEN CONCEPT LAYOUT
• LARGE ISLAND
• WOOD STOVE

Property features AI

Finance

• Other: Lot features include brush, cul-de-sac location, gentle sloping, leased land, level areas, and trees; Road surface to property includes dirt and gravel
• Financial info: Land lease on the property (leased land) with land lease ending May 31, 2069; Lot rent paid annually
• HOA & community: Part of The Northwoods Association; Association amenities include commons, management, recreation facilities, and road maintenance; Association fee paid annually

Exterior

• Parking: Directions to property: I-5 to Woodland exit, continue toward Cougar, go through town and drive about 30 minutes toward Eagle Cliff Store
• Utilities: Community water; Septic tank sewer; Propane fuel
• Home design: Single-family residence (residential); Resale property; View-facing; Entry levels include main and upper levels
• Construction: Built in 1991; Composition roof; Pillar/post/pier foundation
• Exterior features: Deck; Storm doors; Wood siding; Creek frontage / creek on property; Views of creek/stream, territorial views, and trees/woods

Interior

• Kitchen: Island; Free-standing gas range; Free-standing refrigerator; Exterior entry from kitchen; Sliding doors from kitchen; Laminate flooring in kitchen; Kitchen sink
• Bedrooms: Primary bedroom on main level with exterior sliding doors and walk-in closet; Second bedroom on upper level with closet; Third bedroom on upper level with closet
• Flooring: Laminate flooring in living areas and kitchen; Vinyl flooring in some bathrooms; Wall-to-wall carpet in bedrooms and great room
• Bathrooms: Two full bathrooms (one on main level, one on upper level); Main-level bathroom with shower and sink; Upper-level bathroom with bathtub/shower and sink
• Heating & cooling: Wood stove heating; No central cooling
• Interior features: Furnished; High ceilings; Vaulted ceilings; Skylights; Natural lighting; Minimal steps; Vinyl frames on windows; Wood stove; One wood-burning fireplace
• Laundry & utility: Propane hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $1 ($14/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Stevenson-Carson School District (rural): math 32% / reading 51% proficiency, ranked #209 of 291 in WA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 34 units permitted in Skamania County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.5% local appreciation)).
• At projected returns (3.5% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $159,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $266,916
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
Cabin 19 Northwoods	0.19mi	2/1.0 (-1)	1,694 (-1%)	12mo	$265,000	$156	71
Cabin 101 Northwoods	0.44mi	4/1.0 (+1)	1,456 (-15%)	23mo	$155,000	$106	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.54×
• Total profit: $24,289
• Equity at exit: $76,926

10-year hold

• IRR: 11.4%
• Equity multiple: 2.81×
• Total profit: $80,980
• Equity at exit: $122,619

Cash invested: $44,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City: — inherits STATE

Just-cause statewide (2021); Seattle layers rent control restrictions + relocation assistance; very tenant-friendly.

Methodology + full state rankings →

ZIP-level market 98616

• Home prices YoY: 1.5%
• Active inventory: 43
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$324
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $1

Break-even live

Break-even rent $1,809

Max offer price $159,900

Occupancy floor 95%

Sensitivity live

Price	-10% $112	-5% $56	+0% $1	+5% $-54	+10% $-109
Rent	-10% $-142	-5% $-70	+0% $1	+5% $73	+10% $144
Rate	-1.0pp $82	-0.5pp $42	base $1	+0.5pp $-40	+1.0pp $-82

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $324 · $3,888/yr

Listing history 8 events

1. 2026-06-21
   days on market $159,900 Active 8 DOM
2. 2026-06-18
   days on market $159,900 Active 6 DOM
3. 2026-06-17
   days on market $159,900 Active 5 DOM
4. 2026-06-16
   days on market $159,900 Active 4 DOM
5. 2026-06-15
   days on market $159,900 Active 3 DOM
6. 2026-06-15
   days on market $159,900 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $159,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low

Taxation est. · year 1

• Rental income: $21,724
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − HOA: −$3,888
• − Depreciation: −$4,652
• Taxable loss: −$2,446
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $601/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Stevenson-Carson School District
• NCES district ID: 5308520
• Math proficiency: 32% ▼ -1.00%
• Reading proficiency: 51% ▲ 10.00%
• Median HH income: $46,512
• Composite: 37.73/100
• National rank: #8766
• State rank: #209 of 291 in WA

Livability — Northwoods

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 81

Population outlook (Skamania County) Hauer SSP2

• Today (2025): 11,886 people
• By 2030: 12,036 · +1.3%
• By 2040: 11,995 · +0.9%
• By 2050: 11,607 · -2.3%
• By 2075: 10,881 · -8.5%
• By 2100: 10,392 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%

Political lean MEDSL · Skamania

• 2024 margin: R (+11.1) · D 43.0% · R 54.2% · Other 2.8%
• 2008→2024 swing: -16.5pp toward R · 2008: 5.3pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+9.5 2016: R+12.6 2012: R+1.3 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.55%
• Current HPI: 235.7646
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

Industry mix (Fortune 500 HQ in WA)

Industry	F500 HQs	Revenue
▸Retail	2	$269B
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

1 event — show timeline

• 2026-06-12 Listed $159,900 RMLS